10 years ago, we bought a small ranch at a good price however, at the time that we bought it, the roof was charred on the interior from a fire that occurred in the 70s. The affected supports were sistered, and our inspector (who I believe was an engineer) was not concerned about the integrity of the roof at the time - he called it surface charring and felt it was adequately supported. The sister supports have an additional support across the top (pictured). The ridge beam is so charred that it completely is missing in parts, however the inspector felt it did not carry much structural concern.
Now, we need a new roof in regards to shingles (no leaks knock on wood). We can have ice damming that is occurring in one portion of the house and the roof in general has not been touched probably since the fire in the 70s and there are two layers of shingles. From the interior the cedar appears to be disintegrating a bit and can be soft to the touch in spots.
Any advice on what the best route would be?
One person said everything including the sister joints have to come off and I need to completely redo the roof and support.
Two other roofing companies said they can keep the support and just put plywood where the planks are and that they do not need to put a new ridge in. This is obviously significantly cheaper and how we would prefer to go IF structurally sondu .
There has not been one consistent piece of advice. We actually had two very reputable roofing companies say they wouldn’t touch it for fear that it would require more work than they saw, and that town might need to come in and grant permits after they rip open the roof.
Anyone have advice? I attached a few photos. Can add more. I am concerned for the next buyer passing inspection after a re-roof (we hope to move in the next year or so and feel this must be taken care of to sell).
IMO…
You claim to have existing, and worsening, problems…
Now is the time to correct these issues!
There is a saying that goes… “It is more expensive to do it wrong in the long run, than it is to do it right to begin with”!
Also, if you take the shortcut to save pennies on the dollar… you will absolutely be spending/losing much more money if/when you decide to sell the home, be it 3 years or 23 years!
Replace the entire system and be done with it, if for no other reason than peace-of-mind!
First, based on the photos, the damage will be a huge red flag to any buyer.
Second, get a structural engineer to evaluate, generate design plans and then execute with a qualified builder/general contractor. Keep all documentation and permits to pass along to the next buyer.
Thank you Brian, appreciate the advice. It seems like across the board going with a SE to give best advice is the most obvious choice before moving forward. I guess I’m now more surprised that roofers are just like SURE we can do anything without any fear of structure.
They have likely done this work before and have a degree of confidence. But how do you qualify their assessment? The engineer will help remove questions and provide a path forward. Best of luck.
Welcome to the InterNACHI forum, Amanda. A professionally certified community of likeminded home and building inspectors open to discussions of a home or buildings structurers, systems and their components.
Hope to find you well and in good spirits today:-)
Please add more images. Try to include every structural component that was charred. Some images of the eave and connections to the eave and raked ends or gables.
I tend to agree with the roofers to sheath the roof atop the planks, with 5/8" plywood, to strengthen and fortify the roof structurers rigidity, but those are my thoughts.
Even more reason to get a SE to evaluate and prescribe repairs!
IMO, adding a layer of sheathing directly on top of the original existing “charred” and “failing” lumber will only add additional, significant weight to the system and contribute to it’s expedited, eventual failure!
Adding that much weight to an “undamaged” system is oftentimes not recommended, as it typically is not designed for that much additional weight!
Again… Do Not add to the conditions that are already causing concern, unless you are hoping for imminent and catastrophic failure!
THIS… vvvvvvvvv …I see this often. Usually a contractor ‘picks’ the char and announces that the ‘char’ is on the surface only and the interior of the lumber is able to hold nails/fasteners… aka. contractor scam!!
Thanks Robert! Their intention is to remove the planks and then lay plywood. I will speak with a SE first though, but will try to add pictures when I am home this evening!
Thank you, will definitely go the SE route before moving forward. The roofers were going to remove all planks and replace with plywood, hence my concern for the ridge.
